Loading...
Application Peterson Bluff Overlooking the beautiful Bluff Creek Nature Area Request for Concept stage Planned Unit Development (PUD) consideration May 31,2005 Ms. Kate Aanenson City of Chanhassen 7700 Market Boulevard PO Box 147 Chanhassen, MN 55317 Re: Peterson/Jacques Farm Information Letter Concept PUD Application to follow Dear Ms. Aanenson: This information letter is coming forth at this time after two-years of deliberation and extensive work with city statT, MNDOT and the AUAR team. Timing The letting ofthe Trunk Highway 212 project and the rapid design/build process being undertaken by the contractor makes this a very time sensitive project. Additionally, the AUAR study has been completed over the last couple of years, the feasibility report for infrastructure for the area is in place and there is a natural synergy of timely land planning and construction in concert with the large Highway 212. The City has indicated that there is a desire to undertake the East West Collector Street and bridge project shortly as well. Clearly the time is now. Ownership Background The property is owned by Mr. Sever Peterson and has a long history with the Peterson family. Mr. Peterson, has owned the farm for four decades and been farming it even longer, having worked with the thrashing crew as a boy assisting his father and grandfather. Due to this long attachmentto this parcel of land, Mr. Peterson wants to see a style of development which is sensitive to the existing natural features and takes full advantage of the spectacular views on the site. Existing Land Use The site is currently a mix of farming uses and natural open space adjacent to and including parts of the Primary Bluff Creek Overlay Area. The topography has beautiful rolling hills and is one of the highest points in Chanhassen, resulting in spectacular views at many locations on the site. Adiacent Land Use The land to the west of the site is where Town and Country Homes, Inc. has proposed the Liberty Development, which is a neighborhood of approximately 350 mid-density residential townhomes. The land to the north of the Peterson farm is under contract with Pemtom and is intended for housing. The land to the east of the Peterson farm is controlled by Town and Country Homes, Inc. and is intended for residential development. The land to the south is part of the 2015 and 2020 MUSA expansion areas and also includes the soon-to-be-constructed Highway 212. This area is also near one of the possible new CR 41 river crossing corridors, however, the impact of that potential project is questionable at this time due to the uncertainty of its final location and that the project is unfunded and therefore will likely not occur until after 2020, which should be long after full development of the 2005 MUSA has occurred. Access to Infrastructure The East-West Collector will run through the Peterson property in the northwest corner. This project calls for a nice sweeping boulevard and installation of sewer and water and is intended to start in 2005 or early 2006. The second major roadway improvement will be the road labeled in the AU AR as the Southern Connector Road which will run from the new East-West Collector to Pioneer Trail. Proposed Land Use The proposal is a residential planned unit development (PUD) on approximately 67 acres that is in concert with the residential component that is called forth by the City of Chanhassen Comprehensive Plan. The current guidance calls for development of 4-8 units per acre of housing and although the ultimate density is still being worked out in design, we anticipate it will be at the lower end of that density range. This reduced density is due in large part to the constraints of the topography and soils and also due to the desire to preserve and enhance the access to the existing natural resources and views. We want to work with the existing topography and resources rather than over-engineer the site and destroy much of its unique and special character. Issues of density transfer of units that could be built within Bluff Creek Overiay#1 but must be relocated out of the Primary district will be worked out over time with City Staff The East-West Collector and Southern Collector roads are proposed to be utilized. as buffers between areas of higher and lower densities. Higher densities are proposed on the west side of the site to remain compatible with the adjacent Town and Country Homes, Inc. proposed development and then the density drops off significantly as the topography rises in the east and adjacent to the Bluff Creek Overlay Area. Our engineer did look at the suitability of the topography and soils for non- residential purposes and determined that much of the site was unsuitable for non- residential uses due to topography and soil constraints. That report has been provided to City staff. The Peterson Family would be disappointed if this beautiful site was turned into a sea of parking lots, loading docks and retaining walls. Housing Product Types The land use design would call for three residential product types of varying size and density. The centerpiece of the project is an area of large lot executive home sites which would be overlooking or adjacent to the beautiful Bluff Creek Valley. These homes can be some of the premier homes in the area. There are more 20 acres of the Bluff Creek Park nature area which will preserved as part of this development and these homes will have wonderful views of this amenity as well as a view from the top of Chanhassen. The area west of the Southern Connector Road will be an area of 2-4 unit buildings which will provide a nice transition between Town and Country's offering to the west and the generous single-family homes to east. The area north of the East-West Collector and on the western side of the parcel which would be contiguous with Town and Country will have a higher density townhome product which would be similar to what is being offered by Town and Country in area immediately adjacent to it. This areas would likely be physically connected to the Town and Country project through the extension of Town and Country's local street system. If the Town and Country project ends up reducing density adjacent to this area, it could be redesigned for more executive homes due to its proximity to the Bluff Creek Overlay and terrain. We look forward to receiving input from the City regarding this proposal so that we can then move forward with the more detailed design information that will be needed for the City Engineer's final roadway design on the East-West Collector and related infrastructure projects. Sincerely John E. Chadwick Planning Case No. .::: 0 O'c)-d CITY OF CHANHASSEN 17700 Market Boulevard - P.O. Box 147 Chanhassen, MN 55317 - (952) 227-1100 DEVELOPMENT REVIEW APPLICATION Subdivision I I An additional fee of 3.00 per address within the public hearing notification area will be invoiced to the applicant prior to the public hearing. * Twenty-six (26) full- ize folded copies of the plans must be submitted, including an 8%" X 11" reduced copy for each plan sheet along with a di ita! 0 in TIFF-Group 4 (*.tif) format. Applicant to obtain otification sign from City of Chanhassen Public Works at 1591 Park Road and install upon submittal of completed applicati n. $100 damage deposit to be refunded to applicant when sign is returned following City Council approval. ... Escrow will be requi ed for other applications through the development contract. Comprehe sive Plan Amendment Condition a Use Permit Interim Us Permit ing Use Permit x Ct>",c.e -I- Planned U it Development* I ! Rezoning " ,. Sign Perm ts Sign Plan eview Site Plan R view* Owner N~mo"""',.J ^ -.. ,." Pe f~_r Se:;... S'-IC}/A es- -.rc."."", L L C- /S1()(),;C"~y''....) CI"""cl Or" EJe.... (,;}""t>.:r/'-f, ,.,..,"'" r.r3' ~y Contact: S(!'Llrr Pc h...S"o,,", Phone: 1s;-917 -ISljr Fax: 9.r2.~ 9.17 /.:191' Email: SDt!I-~rl()oS IJe:..o). (..0"..., ( Temporary Sales Permit Vacation of Right-of-Way/Easements Variance Wetland Alteration Permit Zoning Appeal Zoning Ordinance Amendment . /(" Notification Sign** - $75 + $100 Damage Deposit Escrow for Filing Fees/Attorney Cost*** - $50 CUP/SPRNACNARIWAP/Metes & Bounds - $450 Minor SUB . j CO TOTAL FEE$ . as- x Building material sa1Ples must be submitted with site plan reviews. NOTE: When multi Ie applications are processed, the appropriate fee shall be charged for each application. SCANNED PROJECT NAME: Pe +tV'S 0... 814 f-(- leJ .-J... /0,..... I LOCATION: P/C>o1fltf Q.,c>" J LEGAL DESCRIPTION: PI> it c."'<<,r' ~... '1o ~~"...( S w ~r If TOTAL ACREAGE: /" ft::","'t../ WETLANDS PRESENT: X A .j ne w tllj k W"'., . E ?2.. D f {VG ?9 Jt) W Vv f.e c. ;; 6> /2..0 " YES "'Iu NO PRESENT ZONING: ~~ REQUESTED ZONING: o!) ~ -e."\ I "" e J '.14.... "''''.It/. y I' JOW A" J PRESENT LAND USE DESIGNATION: f'J J.' '" J..... '.1 REQUESTED LAND USE DESIGNATION: Lc. t... -1-0 "'e J/",,_ REASON FOR REQUEST: 7 t.." (' I III "I' d..v P+ 1')4 /,'~...,J. JIltt...Ir , , b< ':;/"1- f-e Co 27 r I J I. AJ r / It". AI it. V'J..1 lA.J c/Cv" b--d 7 {J - -I- 1<21 LJ ~ '.....r res /d e... ",'.. I .~. re.> ,-J e....I,:. ( ......J ~ J'1""1rC<. 0110.... 1'4 .r,r.,t~ I /'", J, , , cI e ~,'. '"' ~ ... rLe.- d~vt/.,I),..,e... fr , . it. ( .$ , ~ -e 70 -t: ~kJ -fc 4'JS /.ff 01 e v--e .1... ~ J. ,. J., '. ... I ~((" Crf4.f/"'j oJevt./o,oll1e~ t ,()re.rjlA"'t~ ~"" , , t:i rI " If c.e... l- V This application must be completed in full and be typewritten or clearly printed and must be accompanied by all information and plans required by applicable City Ordinance provisions. Before filing this application, you should confer with the Planning Department to determine the specific ordinance and procedural requirements applicable to your application. A determination of completeness of the application shall be made within 15 business days of application submittal. A written notice of application deficiencies shall be mailed to the applicant within 15 business days of application. This is to certify that I am making application for the described action by the City and that I am responsible for complying with all City requirements with regard to this request. This application should be processed in my name and I am the party whom the City should contact regarding any matter pertaining to this application. I have attached a copy of proof of ownership (either copy of Owner's Duplicate Certificate of Title, Abstract of Title or purchase agreement), or I am the authorized person to make this application and the fee owner has also signed this application. I will keep myself informed of the deadlines for submission of material and the progress of this application. I further understand that additional fees may be charged for consulting fees, feasibility studies, etc. with an estimate prior to any authorization to proceed with the study. The documents and information I have submitted are true and correct to the best of my knowledge. G:\plan\forms\Development Review Application.DOC b'- (6 -os- Date ,... il-- ~~- . Date SCANNED Rev. 4/05 Map of Area (from AUAR) Map of Development I 1 I lr) ~~l!~ 0 0 <> C".l ~<< <> 0 ~ '" <> ... ("f') >- I- >- << <0 << w w w ~~ ~'" w w w (]) LL ..... LL 0- re~ 0,.., ~ '0 '0 O~ "'v 3- .... ....'" +I I- .+1 .E: ~ ..:-w ~O O~ >-::!' w >- ...J>- I-lY I- o~ I- ~5 1-0 0 o I- U >-0 ey V) ",I w go)g go 0 O~ 0 o . (]) LL..... W ::> ~~ ~ 0....... ::!' ~ ...J '" >- U1 1d ~f U1 3:'" 0 U 6 << is ~<i: w I-~ I w~ ~ ...J ::>- lY ~lY ~ Del- >- '" >- eyE: 0 ffi~w I- 1-8 I- 1-8 ow l- V) << ~ << U 01- I-W 0 -' -' w", U-.o5 w W'" ~~f-~VJ I-W V)i.J... Z Z '" 0 ey g.,~ <{ w~ww~- .........WI-I- 0 'S! l;! (/)0)-<( Wl.J...WWLL.-.. lL.IJJW-O lJ]'" W F >- "'5 N WVl<C' [ilgl:::'l:::'gC- ~gl:::'l:::':fic- ~1!)1:::'1:::'C-:'2 wW'" << 0 '" 0 << <D U113ll!o!~ n:: n:: << I- >- <C >- w 00: 0 V;NIOQW 0' UO by~8~~ r~;~i <{<CN ::> '" 0 '" '" Ii", ~ >-<(u':\!z r~:~~ "" 0.. <( Z <( <C ::;; 0 Zro<(o::J ...Jo", ..<C~ ~::l 0 ...Jo ::;; 0 ::!' w I-Z 0 c.:> :J air-- r<") De w iE ...J of Z ~r"""cri>-cn Vi ~<(~O~ Vl::E <(Oz m<Cu Z ~~ ~ wU <<~ 0.. U1 0.. ID ol'? <( I- ~~~~ii1'" >- ::>~~<(o .. ~ ::!'1-~4:"0 Ow << 4: zx ...J <( z .....,+t....-~o Z z::!'w g''''i ~ ~l15w~ie: "'> w:i '" '" '" '" 0.. W ::;w I- +I::; w ;;0, <(0 w w w w 0 w I- ::; Zv>wwl.1..r5 ::!: ZVl~WlL C> 1:5 ~OVl~g.... Z:J w w w w -' Z 3: <( LL .:: <~[ w :eO VJ U"H- iLl :fD VH-Gj U1 o..ID 20 l3 '" '" '" w 0 0'-" '" l.L..~~ogI 0: [(;0 OI 'l: ::t~li1oI'3 ...J<C 0 0 U > N wz '-" 0 I- ~iS IYZwD 5 - LL<CCCD-J ':':N ~ ...Jw Z W z 8~d~t tf)>-<(~::!~ Vl>-~~~5 >' ::> tJ,>-;'=!1;:::!'::!, 0 ffi~ 0<c It I::: LL LL 0 0 !3d F w 0-' LL U. 0 w 8~:>-~~ >- ~ oio::>-~~ """"::> Z 01- :=;::> :=; 3 I- 0 U1 I- aZO::i/5 '" IY g~oc>-~~ Vi 1->- 0 UJ >z r;'!;g ...J-' ...J W -' n::x X en !::z"::::-Uz >- ~~~9~~ b ;}~~9~~ Z I- oo<cwx- OO~ 0_ IDID ID ID Z LL o..w w a.. z c{ w 0 w o ~t.'rw9<~ 1"'''' C) 2J~ ! DDD I rY.\ . ::>-' 0 -' .-lL..lYVl~:::!: ......1.J..a:: U1::E 2 0 ...J I{HJ_OC(/)~~ ::>::> W '" i Il. 00 ..J I \_~> I (J) ! ! ,___Ol , / / < ~ <1) U ~ o U ~ ~ <1) S o ,.-..4 <1) > Q~ ~ o rJ'J. ~ <1) ~ <1) ~ ~'" (]) rn rn ~ ..0 S ..0 U I~il I!) I 1111 ~11l !a&tl ! (~~ "''l'"-.l\_'i'l-~-7\,'''A_9J'(-I/W.>:\'''I>\Jt..'''---mf\_.'''''''''J\''' .........9l\>: .<~.... ~ Approximate building areas, pedestrian ways, and road locations See attached site drawing. Specific building areas and pedestrian ways would be expected to be clarified when builder is chosen. Height, bulk and square footage of buildings This information is beyond the scope of this submittal and will need to be provided at a later date by the eventual builder/developer. Type, number or square footage or intensities of specific land uses See "Site Data" on attached Development drawing. Number of dwelling units The concept plan shows 115 dwelling units spread across three different density zones. Generalized development plan showing areas to be developed or preserved Areas to be preserved are indicated on the attached development drawing. Staging and timing of the development We believe that this will be a two phase project starting in late 2005 or early 2006. The first phase will start at the East-West Collector and go towards the south.